627 French Rd · Brighton, NY 14618

$224,900

2 bd · 1.5 ba · 1,280 sqft · SingleFamily public records · 3 Days on market

Built 1973 3,920 sqft lot Est $334k · 33% under $280/mo HOA · 12% of rent

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +12.5/30.0
• Schools +6.1/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Look no further for the perfect blend of comfort and convenience. .. .Well maintained 2 bdrm condo with low taxes and HOA in the Brighton School District. Fully applianced kitchen (stove only 1 year old), spacious and functional dining and living rooms, first floor powder room. Newer sliding door to private and peaceful backyard patio overlooking woods. Two generous bedrooms upstairs with full bath between. Ample closet space. Full basement and detached 1 car garage with storage space as well. Central air new this year, water heater 2 years old and furnace less than 10 years. Carpet 5 years, Convenient location close to x'way, shopping, canal path, etc. No pets allowed. No delayed negotia

Key facts

• Ample closet space
• Full basement
• Central air

Tags

• FULLY APPLIANCED KITCHEN
• PRIVATE BACKYARD PATIO
• AMPLE CLOSET SPACE
• FULL BASEMENT
• DETACHED GARAGE
• CENTRAL AIR

Property features AI

Finance

• Other: Property is a resale
• HOA & community: Kenrick association with a $280 monthly fee covering common area maintenance, insurance, structure maintenance, reserve fund, sewer, snow removal, trash, and water

Exterior

• Parking: Detached garage and open parking; 1 garage space
• Utilities: Cable available; Electricity available (circuit breakers); Public water connected; Sewer connected
• Home design: Existing (previously built) property
• Construction: Brick construction; Copper plumbing; Asphalt shingle roof; Full basement
• Exterior features: Patio; Near public transit; Rectangular residential lot; City street and private road frontage

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: Total of 5 rooms including living and laundry (bedroom count not specified)
• Flooring: Carpet; Ceramic tile; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Pantry; Sliding glass doors
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater; Sump pump in basement

🏷️ Possibly a rental listed for sale. The $224,900 price doesn't fit this home's estimated sale value (~$334,080) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-32 ($-388/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (0.2% below list).
• Recommended offer: $219k (2.5% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 3.9% in Brighton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#89 in NY, #1,379 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, employment B+; Watch: crime D+, amenities D-.
• Brighton Central School District (suburban): math 64% / reading 74% proficiency, ranked #142 of 590 in NY (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: French Road Elementary School (math 62% / reading 74%, grade B+, #522 of 2,108 statewide, top 25%, 711 students, 23% FRL); Twelve Corners Middle School (math 50% / reading 71%, grade B+, #153 of 729 statewide, top 21%, 781 students, 25% FRL); Brighton High School (math 100% / reading 92%, grade A+, #71 of 1,100 statewide, top 7%, 1,243 students, 23% FRL).
• Market conditions: 116 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,190 (2.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $334,080
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95 Branchwood Ln	0.11mi	2/2.0	1,297 (+1%)	21mo	$237,000	$183	74
35 Chadwick Dr	0.49mi	3/1.5 (+1)	1,244 (-3%)	12mo	$329,900	$265	57
10 Dunrovin Ln	0.61mi	3/1.5 (+1)	1,416 (+11%)	24mo	$370,000	$261	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-38,314
• Equity at exit: $33,533

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-35,249
• Equity at exit: $19,445

Cash invested: $62,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14618

• Active inventory: 116
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,245 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$252 /mo · $3,030/yr
• Insurance: −$94
• HOA: −$280
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-32

Break-even live

Break-even rent $2,286

Max offer price $219,190

Occupancy floor 96%

Sensitivity live

Price	-10% $95	-5% $31	+0% $-32	+5% $-96	+10% $-160
Rent	-10% $-210	-5% $-121	+0% $-32	+5% $56	+10% $145
Rate	-1.0pp $81	-0.5pp $25	base $-32	+0.5pp $-91	+1.0pp $-150

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
644 Eastbrooke Ln Rochester, NY	2.0	1.5	968	$2,100	$2.17	5d	1	0.26mi
131 Greystone Ln Rochester, NY	1.0–2.0	1.0–1.5	1000	$1,555	$1.55	4d	1	0.49mi
168 Surrey Hill Way Rochester, NY	2.0	1.5	1008	$1,700	$1.69	4d	1	0.67mi
1656 Jefferson Rd Rochester, NY	3.0	2.0	1050	$2,500	$2.38	45d	1	0.76mi

HOA detail

• Monthly dues: $280 · $3,360/yr
• Likely covers: water

Listing history 3 events

1. 2026-06-21
   days on market $224,900 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $224,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $3,030 · $252/mo
• Projected year-2 tax: $3,415 · $285/mo
• Expected delta: +$385/yr (+$32/mo · 12.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,936
• − Mortgage interest: −$12,598
• − Property taxes: −$3,030
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − HOA: −$3,360
• − Depreciation: −$6,543
• Taxable loss: −$4,029
• Est. tax savings @ 24.0%: +$967
• After-tax cash flow: $579/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Brighton Central School District
• NCES district ID: 3605460
• Math proficiency: 64% ▼ -8.00%
• Reading proficiency: 74% ▲ 6.00%
• Median HH income: $71,403
• Composite: 60.55/100
• National rank: #837
• State rank: #142 of 590 in NY

Livability — Brighton

• Score: 81/100
• State rank: #89
• US rank: #1379

Category grades

Amenities D- Commute B- Cost of living C+ Crime D+ Employment B+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brighton, NY
• County: Monroe County · 674,131 people
• City population: 38,703
• Metro: Rochester, NY
• Population (ZIP): 25,476
• Household income: $125,098
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 548.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 759,460 people
• By 2030: 757,154 · -0.3%
• By 2040: 740,644 · -2.5%
• By 2050: 714,443 · -5.9%
• By 2075: 645,883 · -15.0%
• By 2100: 547,084 · -28.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Asian 8% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Slovak 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 88% English-only · Other Asian/Pacific 2% Other Indo-European 2% Spanish 2%

Political lean MEDSL · Monroe

• 2024 margin: D (+19.1) · D 59.5% · R 40.5%
• 2008→2024 swing: +1.4pp toward D · 2008: 17.7pp · 2024: 19.1pp
• All cycles: 2024: D+19.1 2020: D+21.0 2016: D+14.1 2012: D+17.4 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -246.83%
• Current HPI: 271.6387
• Rent YoY: —
• Metro: Rochester, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

1 event — show timeline

• 2026-06-18 Listed $224,900 UNYREIS

Property tax history

+13.7%/yr

Latest (2025): $3,030 · +237.2% YoY. Source: county tax records.